Retrofit Atlas

Malls · Virginia

Pembroke Square

Imported, unreviewedRedevelopedUnder constructionVirginia Beach, VA

Pembroke Mall opened 1966, lost anchors, redeveloped since 2021 into hotel, housing, entertainment; under construction with Target and Kohl's remaining. · summary, model-written

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Pembroke Square
Pembroke Square. Photo: Mike Kalasnik from Charlotte, USA, CC BY-SA 2.0, via Wikimedia Commons.

Site profile16 elements · what this retrofit is built with · tap a chip for the evidence

Former anchors
Nordstrom RackThis site: Nordstrom Rack wikipedia · all sites with this
SearsThis site: Sears wikipedia · all sites with this
Finance and pipeline
On FacebookThis site: …https://www.facebook.com/309796355868 overture · all sites with this
Retrofit in the pipelineThis site: …under construction extraction · all sites with this
Website aliveThis site: …https://www.pembrokesquarevb.com/ overture / http check · all sites with this
Place
15-minute neighbourhood (5+ of 6 daily needs within 800 m)This site: 6/6 openstreetmap · all sites with this
30,000+ vehicles a day on an adjacent roadThis site: 46,881 on 225 fhwa-hpms · all sites with this
County typical rent $2,000+This site: $2,098/mo zillow · all sites with this
Grocery within 800 mThis site: 6 stores openstreetmap · all sites with this
Low social vulnerability tract (SVI ≤ 0.25)This site: 0.19 cdc-svi · all sites with this
Tract house prices doubled in 10 yearsThis site: +108% fhfa · all sites with this
Walkable block group (EPA ≥ 12)This site: …index 16.5 epa-walkability · all sites with this
Strategy
RedevelopedThis site: Under construction with Target and Kohl's remaining open; planned hotel, senior living, apartments, and entertainment. extraction · all sites with this
New use
Entertainment and sportsThis site: …maining open; planned hotel, senior living, apartments, and entertainment. The new development, scheduled to be completed in 2024, wi extraction · all sites with this
HotelThis site: …construction with Target and Kohl's remaining open; planned hotel, senior living, apartments, and entertainment. The new deve extraction · all sites with this
HousingThis site: …ction with Target and Kohl's remaining open; planned hotel, senior living, apartments, and entertainment. The new development, schedu extraction · all sites with this

All elements and lists · Trends

Now

StatusUnder constructionextracted, unreviewed
documented
Target and Kohl's currently remain open during construction.

en.wikipedia.org

StrategyRedevelopment, under constructionextracted, unreviewed
documented
In 2003, the mall's management embarked on a mall-wide redevelopment.

en.wikipedia.org

New useshotel, housing, entertainmentextracted, unreviewed reported
What is there nowUnder construction with Target and Kohl's remaining open; planned hotel, senior living, apartments, and entertainment.extracted, unreviewed
documented
The new development, scheduled to be completed in 2024, will include a hotel, senior living, and apartments. Target and Kohl's currently remain open during construction.

en.wikipedia.org

Planning

Planning notesThe new development, scheduled to be completed in 2024, will include a hotel, senior living, and apartments.extracted, unreviewed reported

Securitised debt and public filers

Filings (2001 to date) that name “Pembroke Square” and “Virginia Beach” (40 hits, first 40 sampled, 1 other filers such as tenants left out). No commercial-mortgage trust names this mall in the sample, which does not rule out a securitised loan. Text matches, not a title search. Open the search · all trusts.

KindFilerFilingsDatesForms
Public owner (strong)AH Realty Trust, Inc. (AHRT, AHRT-PA)372023-02-14 to 2026-09-168-K 21, 10-Q 11, 10-K 4, 10-K/A 1

Site context

Transit within 800 mno rail stationOpenStreetMap
Motorway junctions within 2 km17A, 17B, junctionOpenStreetMap
FEMA flood zoneX · AREA OF MINIMAL FLOOD HAZARDFEMA NFHL
EPA-regulated facilities within 500 m14: ALBANO CLEANERS INC; AVIVA SENIOR LIVING; CAPT JOHN'S SEAFOOD; CAROLE T GIBSON INC; EXXON CO USA 27294EPA FRS
Census tract 518100410033,698 people, 4,304 per sq mi; median household income $79,488; median gross rent $1,527; 43% renters; 6.3% vacant units; 0.0% commute by transitACS 2023 5-year
Walkability (EPA, block group)index 16.5 of 20; 219 intersections per sq mi; nearest transit stop 247 m; land-use mix 0.72; 101,953 jobs within 45 min by car, 48,769 by transit; 0% of households without a carEPA Smart Location
Within a 10–15 minute walk (800 m)6 of 6 daily needs: 6 grocers, 4 schools, 14 parks or playgrounds, 8 health, 2 civic, 47 food and drink; 0 cycleway segments, 55 sidewalk-tagged segmentsOpenStreetMap
Opportunity ZonenoHUD
Housing permits, Virginia Beach (Independent Ci (VA), 2024347 units in 5+ unit buildings, 0 in 2–4, 319 single-family; 2023: 327 in 5+Census BPS
Social vulnerability (CDC SVI 2022, tract)overall percentile 0.19; socioeconomic 0.34; housing and transport 0.02; 8% below 150% of poverty; 1% of households with no vehicleCDC/ATSDR
Other atlas sites nearby2 within 10 km, 10 within 25 km: Military Circle Mall (6.4 km); KempsRiver Crossing Shopping Center (6.5 km)computed
Overture Mapsplace Pembroke Square (shopping_mall, confidence 0.97, from Overture, Overture-signals, meta); building footprint 5,092 m², 15.8 mOverture (CDLA-Permissive 2.0)
Website and socialwww.pembrokesquarevb.com (alive); archived 2022–2026 (Wayback) · social: facebookOverture / Internet Archive
Attention: Wikipedia page views2,783 since 2015; 2,204 in the last 12 months; peak 2026-06 with 365Wikimedia
Tract change 2013–2023population +1% (3,664 → 3,698); median income +42% ($56,092 → $79,488); renters 42% → 43%; median home value +29% ($203,100 → $261,700)Census ACS 5-year
Natural hazard risk (FEMA National Risk Index, tract)very low overall (score 2.6); expected annual loss $368,832; community resilience relatively highFEMA NRI
Tax-credit housing within 1 kmnoneHUD LIHTC
Retail trade in the county, 2025 (BLS QCEW)21,642 jobs in 1,392 establishments; average annual pay $36,742; employment location quotient 1.21; employment -0.1% on the yearBLS QCEW 2025, NAICS 44-45, private
Jobs located in the tract, 20221,954 jobs; 488 in retail trade, 472 in accommodation and food (workplace blocks summed to tract 51810041003)Census LEHD LODES8 WAC 2022
Upward mobility (Opportunity Atlas, 2010 tract)children of low-income (25th percentile) families reached the 38th income percentile as adults; 1.7% incarcerated at the 2010 count (517 children in the sample); born 1978–83, measured 2014–15Opportunity Insights
Food access (USDA FARA 2019, 2010 tract)not a low-access tract at 1 mile; poverty rate 7.6%; median family income $67,321; 61 SNAP householdsUSDA ERS
SchoolsVirginia Beach City Public Schools (PK-12); 4 public schools within 1 mile: Princess Anne High; Pembroke Elementary; Thalia Elementary; Bayside 6th Grade CampusNCES EDGE
Elevation13 ft above sea level at the site pointUSGS 3DEP
Storm events in the county, 2016-2025189 county-logged events: 60 thunderstorm wind, 53 heavy rain, 51 flash flood, 13 hail; $29,251,000 property damage reported; forecast-zone events (most flood, winter and heat) not countedNOAA Storm Events
Homes for sale in ZIP 23462, 2026-09median list price $349,975 (+14.5% on the year); 148 active listings; median 35 days on market; 27% with a price cutRealtor.com Research
Retail trade in the county, 2012 to 20231,422 establishments (-5%); 23,149 jobs (+1%)Census CBP
Housing market in the countytypical home value $424,664 (+3% 1 yr, +25% 5 yr); typical rent $2,098/mo (+8% 1 yr), 2026-09Zillow Research
House price index, tract, 2025450 (2000 = 100); +15.5% 1 yr, +59% 5 yr, +108% 10 yrFHFA
Traffic on the busiest road within 600 m (2024)46,881 vehicles a day on 225 (principal arterial, 8 lanes); 682 trucks; 23 counted segmentsFHWA HPMS

Summary, model-written

Opened in 1966 as Pembroke Mall, the first shopping center in Hampton Roads, the site added a third anchor in 1981 but lost Miller & Rhoads (1990), Dillard's (2002) and Sears (announced 2018). A redevelopment announced in 2021 renamed it Pembroke Square and is now under construction with Target and Kohl's remaining open while new hotel, senior living, apartments and entertainment are being built.

Why. The primary causes visible in the record are the sequential loss of major anchor tenants and the owner's decision to pursue a mixed‑use redevelopment strategy.

Where it stands. The site is currently under construction as part of an approved redevelopment plan; the record does not specify the controlling owner or developer.

For a planner

  • Redevelopment strategy already in play: approved, under construction with housing, hotel, senior living and entertainment components.
  • Median rent in the tract is $1,649, indicating rental market strength supporting the housing component.
  • Open questions include the exact completion timeline (targeted 2024) and how the remaining anchors (Target, Kohl's) will be integrated into the new mixed‑use layout.

For a developer

  • Site size and exact ownership are not provided in the record.
  • Entitlement stage: plans are approved and construction is underway, indicating full entitlements for the proposed uses.
  • Context‑layer constraints (flood risk, transit access, environmental conditions) and detailed tract‑level market data are absent from the record.

What we do not know yet

  • Owner/developer identity and control structure are not stated in the record.
  • Exact parcel acreage and building footprint are missing.
  • Floodplain, stormwater, and other environmental constraints are not described.
  • Transit proximity and accessibility details are absent.
  • The record is marked as “draft” verified status, so some facts (e.g., opp_score, opp_reasons) may be model‑extracted and unreviewed.

Generated by nvidia/nemotron-3-super-120b-a12b on NVIDIA API via Hermes CT from the fields, parcels, deals and context layers on this page, with no outside knowledge. It is regenerated when the record changes and has not been checked by a person. How it is made.

Similar sites

  • Coliseum Mall, Hampton, VA · Malls · opened 1973; same strategy: redevelop; also in VA
  • Monmouth Mall, Eatontown, NJ · Malls · opened 1960; closed 2024; same strategy: redevelop
  • Tower Mall, Portsmouth, VA · Malls · opened 1973; same strategy: redevelop; also in VA
  • Northland Village Mall, · Malls · opened 1971; closed 2021; same strategy: redevelop

Elsewhere on the web

Pages with photos

Search images: Google · Bing · Commons · references: ULI case studies · Google Scholar

Multifamily screen

  • already in play: under construction, approved, or sold to a developer with housing plans
  • median rent $1,649
  • housing in the record

Inputs: record fields (size, status) and county Census ACS 2018–2023 figures (growth, rent). How the points work. Not a recommendation.

History and original facts

Opened1966Wikidata
Closed2022extracted, unreviewed
documented
In December 2021, the mall announced that the 48 remaining tenants must vacate by the end of January 2022, as part of a $200 million redevelopment deal.

en.wikipedia.org

AnchorsSears, Kohl's, Target, Nordstrom Rack, The Fresh Market, DraftCade, Miller & Rhoads, Rices Nachmans
CountyVirginia Beach city
Census division5 · South Atlantic
NotesWikipedia categories: Defunct shopping malls in the United States

Not yet recorded: acres, GLA, original developer, retrofit year. Know it? Tell us.

Background

Pembroke Square is a mixed-use retail development located in Virginia Beach, Virginia, United States. It was opened in March 1966 as Pembroke Mall the first shopping mall in the Hampton Roads metro area. It comprised more than 48 stores, including anchor stores Target, Kohl's, Nordstrom Rack, The Fresh Market, and DraftCade.

Excerpt from Wikipedia (authors and history), CC BY-SA 4.0. May be older than the record above.

Timeline

  1. 1965 Construction began
  2. 1966 Opened (Wikidata)
  3. 1966 Opened as Pembroke Mall
  4. 1981 Expansion added Rices Nachmans as third anchor
  5. 1990 Miller & Rhoads closed
  6. 2002 Dillard's closed
  7. 2003 Mall-wide redevelopment began
  8. 2006 Northern wing demolished
  9. 2018 Sears closing announced
  10. 2021 Redevelopment announced, tenants to vacate
  11. 2022 Renamed Pembroke Square

Sources

  • Wikipedia: Pembroke Square (Virginia) · supports: after notes, status, strategy, year closed
    14 quoted sentences
    In December 2021, the mall announced that the 48 remaining tenants must vacate by the end of January 2022, as part of a $200 million redevelopment deal.
    The new development, scheduled to be completed in 2024, will include a hotel, senior living, and apartments. Target and Kohl's currently remain open during construction.
    Target and Kohl's currently remain open during construction.
    In 2003, the mall's management embarked on a mall-wide redevelopment.

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